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HomeMy WebLinkAboutZ-6734-E Staff AnalysisFILE NO.: Z -6734-E NAME: Deal Short -form PD -R LOCATION: Located on the Southeast corner of East 9th and Cumberland Streets DEVELOPER: Troy Deal 300 East 3rd Street #703 Little Rock, AR 72201 SURVEYOR: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.49 acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 CENSUS TRACT: 46 CURRENT ZONING: R -4A ALLOWED USES: Residential — One and Two-family PROPOSED ZONING: PD -R PROPOSED USE: Single-family residential — 3 lots VARIANCEMAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of the site from R -4A to Planned Development Residential, PD -R, to allow the replatting of the lots into three (3) residential lots for single-family homes. Two (2) of the lots currently have single-family homes located on them. The applicant is seeking the replat to allow the creation of the third lot for construction of a new single-family home. Lot 1 is proposed with a lot area of 6,907 square feet and is proposed for the new home. Lot 2 is proposed with a lot area of 4,622 square feet and Lot 3 is proposed with a lot area of 10,088 square feet. The lot area regulations within FILE NO.: Z -6734-E Cont. the R -4A zoning district typically requires a minimum lot size of 5,000 square feet with a minimum lot width of 50 -feet and a minimum lot depth of 100 -feet. Setbacks are typically a 15 -foot front yard setback, a maximum 5 -foot side yard setback and a 25 -foot rear yard setback. With the exception of the lot area for proposed Lot 2 the existing homes appear to comply with the typical development standards for the R -4A zoning district. The new home is proposed with a 15 -foot setback along Cumberland Street and a 17 -foot setback along East 9th Street. The setback along the eastern and southern perimeters is indicated at 5 -feet. The plan as presented indicates the placement of a 10 -foot by 30 -foot pool along the southern perimeter of the site. A six (6) foot privacy fence will be placed along the southern property line. B. EXISTING CONDITIONS: There are two (2) single-family homes located on the property; one facing East 9th Street and the second facing Cumberland Street. This area contains a mixture of residential uses including single-family, duplex, multi -family and high rise multi -family. Across Cumberland Street is an office use. South of the office user is a multi -unit apartment building. North of the site is a high rise residential building operated by the Little Rock Housing Alliance. East and south of the site are single-family homes. Cumberland Street is a one-way street traveling south. East 9th Street is a four (4) lane street with turn lanes at the intersections. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200 -feet of the site along with MacArthur Park Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITION 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. The existing sidewalk is damaged in several places and should be replaced. The debris, grass, and sediment should be removed from the sidewalk joints and from the inside of the street. 2. A compliant handicap ramp per City of Little Rock Detail PW -51 in each direction is required to be installed at the 9th Street/Cumberland Street intersection in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. K FILE NO.: Z -6734-E (Cont. 4. At least 20 feet should be provided between the proposed structure and the property line at the garage so that a parked vehicle does not block the sidewalk or the rear of the vehicle extends over the property line. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. Wastewater: Sewer available to this site. Contact Little Rock Wastewater if additional information is required. Entergy: Entergy does not object to this proposal. However, it should be noted that an Entergy power pole exists on the southeast corner of East 9th and Cumberland Streets where the proposal indicates a 20 foot radius cut of the corner at this intersection. This appears to impact this pole as it is currently located. Due to the overhead line configuration in this area, it will be difficult to relocate this pole. A three phase power line exists along the north side of this proposed development along the south side of East 9th Street. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by multiple bus routes. Maintain pedestrian access as shown in plan for pedestrians and access to transit route. F. ISSUES/TECHNICAL/DESIGN: Building Code: No comment. Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R -4A (Low Density Residential District) to PD -R �7 ILE NO.: Z -6734-E (Cont. (Planned Development Residential to divide the land into three tracts and build a new single family home in addition to two existing single family buildings. The request is within the MacArthur Park Historic District. Master Street Plan: North side of the property is East 9th Street and it is a Collector, the west side of the property is Cumberland Street and it is shown as Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the sites. Bicycle Plan: A Class II Bike Lane is shown along East 9th Street. These Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 3, 2016) The applicant was not present. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated they would meet with the applicant to resolve any concerns and/or gain any additional information concerning the request prior to the public hearing. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted additional information as requested by staff from the February 3, 2016, Subdivision Committee meeting. The applicant has provided the proposed materials list, the building height and the materials of the proposed fencing. The applicant has increased the distance between the garage and the property line to 17 -feet. The request is a rezoning of the site from R -4A to Planned Development Residential, PD -R, to allow the replatting of two (2) lots into three (3) residential lots for single-family homes. Two (2) of the lots currently contain single-family homes. The applicant is seeking the replat to allow the creation of the third lot for construction of a new single-family home. Lot 1 is proposed with a lot area of 6,907 square feet and is proposed with a new home. Lot 2 is proposed with a lot area of 4,622 square feet and Lot 3 is proposed with a lot area of 10,088 square feet. Lots 2 and 3 currently contain existing homes. The lot area regulations within the R -4A zoning district typically 12 FILE NO.: Z -6734-E (Cont. require a minimum lot size of 5,000 square feet with a minimum lot width of 50 -feet and a minimum lot depth of 100 -feet. Setbacks are typically a 15 -foot front yard setback, a maximum 5 -foot side yard setback and a 25 -foot rear yard setback. With the exception of the lot area for proposed Lot 2 the existing homes appear to comply with the typical development standards for the R -4A zoning district. The new home is proposed with a 15 -foot setback along Cumberland Street and a 17 -foot setback along East 9t" Street. The setback along the eastern and southern perimeters is indicated at 5 -feet. The plan as presented indicates the placement of a 10 -foot by 30 -foot pool along the southern perimeter of the site. The home is proposed with hardie panel siding, tamlyn flashing, horizontal cedar, aluminum flashing for the parapet top plate (or equivalent materials to all materials noted) and concrete block. The garage door is proposed as a horizontal cedar material. The Historic District Commission will review and approve all materials and elevations for the new home. A six (6) foot privacy fence will be placed along the southern property line. The applicant has indicated the fence will be cedar or redwood materials or an equivalent material. Staff has some concerns with the driveway only being 17 -feet from the property line. Staff's concern is that if a car is parked in the driveway the rear of the car will overhang the sidewalk forcing pedestrians into the street. The initial submission allowed for a 13 -foot setback. The applicant has indicated at the time of final design of the home all attempts will be made to increase the distance from the garage wall to the property line to 20 -feet as recommended by staff. Staff feels the additional setback would lessen any impact on pedestrians but feels if 17 -feet is the maximum that can be gained this will be sufficient. Staff is supportive of the applicant's request. Staff does not feel the creation of the three (3) lots as proposed by the applicant will have any adverse impact on the area. The applicant must seek and gain approval by the Historic District Commission for the design and materials of the new home construction. The approval of this PD -R is only to establish setbacks and lot areas for the existing and new lots and homes. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. F7 FILE NO.: Z -6734-E (Cont. PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 6. Z -6764-E NAME: Deal Short -form PD -R LOCATION: located on the Southeast corner of East 9th and Cumberland Streets Planning Staff Comments - 1 . omments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 10, 2016. The Office of Planning and Development must receive the proof of notice no later than February 19, 2016. 2. Will the home be one or two story? Provide the maximum building height for the new home. 3. Provide the construction materials proposed for the new home. 4. Provide details of any existing or proposed fencing located on the site. Provide total height and construction material. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. The existing sidewalk is damaged in several places and should be replaced. The debris, grass, and sediment should be removed from the sidewalk joints and from the inside of the street 2. A compliant handicap ramp per City of Little Rock Detail PW -51 in each direction is required to be installed at the 9th Street/Cumberland Street intersection in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 4. At least 20 feet should be provided between the proposed structure and the property line at the garage so that a parked vehicle does not block the sidewalk or the rear of the vehicle extends over the property line. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this site. Contact Little Rock Wastewater if additional information is required. Entergy: Entergy does not object to this proposal. However, it should be noted that an Entergy power pole exists on the SE corner of 9th and Cumberland where the proposal indicates a 20 foot radius cut of the corner at this intersection. This appears to impact this pole as it is currently located. Due to the overhead line configuration in this area, it will be difficult to relocate this pole. A three phase power line exists along the north side ITEM NO.: 6. Z -6764-E of this proposed development along the south side of 9th Street. Contact Entergy in advance regarding future service requirements to the development, desired line extensions, and future facilities locations as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: No comment. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is served by multiple bus routes. Maintain pedestrian access as shown in plan for pedestrians and access to transit route. Building Code: No comment. Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Residential Medium Density (RM) for this property. The Residential Medium Density category accommodates a broad range of housing types including single family attached, single family detached, duplex, townhomes, multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and twelve (12) dwelling units per acre. The applicant has applied for a rezoning from R -4A (Low Density Residential District) to PD -R (Planned Development Residential to divide the land into three tracts and build a new single family building in addition to two existing single family buildings. The request is within the MacArthur Park Historic District. Master Street Plan: North side of the property is E 9th Street and it is a Collector, the west side of the property is Cumberland Street and it is shown as Local Street on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the sites. 2 ITEM NO.: Z -6764-E Bicycle Plan: A Class II Bike Lane is shown along East 9th Street. These Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 10, 2016.